CPI (NCCT) cheat sheet

A standards-of-practice document defines the minimum observed systems and components, the scope of the walk-through, and the exclusions; it is not a code-compliance or warranty document.

Core inspectable systems typically include roof, exterior, structure, plumbing, electrical, heating, cooling, insulation/ventilation, and interior; inspectors report on what is visible and readily accessible.

Inspectors are generally not required to move stored goods, dismantle equipment, enter unsafe areas, or predict remaining service life; concealed conditions are outside the standard scope.

Report language should distinguish observed deficiency from cause and from remedy; the standard requires describing the condition, not designing repairs.

Typical exclusions: cosmetic finishes, underground piping, wells and septic beyond visible components, low-voltage systems, and environmental testing (mold, radon, asbestos).

A written report must identify inspected items, deficiencies observed, and any systems or components not inspected with the reason; client signature and date of inspection are standard elements.

A pre-inspection agreement should state scope, limitations, fee, and any limitation-of-liability or arbitration clause permitted by the jurisdiction.

Inspection standards are minimums; an inspector may exceed them, but the report should state when a component was not inspected or was inspected beyond the standard.

Asphalt shingles: typical life 15-25 years (3-tab) and 20-30 years (architectural); inspect for granule loss, curling, clawing, and exposed fasteners.

Slope rule: shingles require a minimum 2:12 slope with underlayment; below 2:12 use low-slope membranes.

Flashing points to check: valleys, step flashing at walls, counterflashing, chimney flashing, and kick-out flashing at roof-wall terminations.

Roof penetrations: boots and collars at plumbing vents, seals at skylights, and proper clearance of flue pipes above the roof surface.

Attic-side clues: water stains on sheathing, rusted fasteners, daylight through the deck, sagging rafters, and deteriorated or missing underlayment.

Drainage: gutters should slope toward downspouts; downspouts discharge away from the foundation; check for gutter separation and debris dams.

Flat/low-slope roofs: look for ponding, blisters, seam separation, and flashing height; membrane roofs need positive drainage.

Report roof by material, approximate age if known, observed condition, and any limitations (e.g., not walked due to pitch or weather).

Foundation types: slab-on-grade, crawlspace, and basement; look for differential settlement, step cracks in masonry, and horizontal cracks indicating lateral pressure.

Crack interpretation: hairline shrinkage cracks are common; wide, offset, or stair-step cracks in block walls suggest movement and warrant further evaluation.

Siding and cladding: check for proper clearance above grade (typically 6-8 inches), proper lap, and moisture intrusion at penetrations.

Decks: ledger attachment to the house, flashing above the ledger, joist hangers, diagonal bracing, and guardrail height and baluster spacing are common defect points.

Grading should slope away from the foundation; negative grade and downspout discharge near the foundation are common moisture sources.

Structural members: look for notched or bored joists, cut rafters, missing collar ties, and improper alterations that affect load path.

Exterior stairs and handrails: check attachment, tread condition, and graspable handrails; guardrails should resist a concentrated load at the top rail.

Report observed structural defects as conditions requiring evaluation by a qualified engineer or contractor; the inspector does not perform engineering analysis.

Water supply: check for leaks at supply lines, valves, and fixtures; note water pressure and flow at multiple fixtures.

Drainage: test fixtures for slow drains and gurgling; check traps at fixtures and proper venting; look for S-traps and missing cleanouts.

Water heater: check TPR valve and discharge pipe termination, flue draft for gas units, seismic strapping where required, and signs of tank corrosion.

Supply piping materials: copper, PEX, CPVC, galvanized steel; note polybutylene and galvanized steel as potential concerns.

Drain piping: ABS, PVC, cast iron, and galvanized; look for leaks, improper slope, and bellies in accessible sections.

Fixtures: check for active leaks, loose toilets, caulking at tubs and showers, and evidence of past leaks (staining, efflorescence).

Water heater TPR discharge should terminate within 6 inches of the floor or to the exterior; it must not be capped or reduced in size.

Report the type and location of the main water shutoff and the main fuel shutoff for the client.

Service panel: check for double-tapped breakers, missing knockouts, improper bonding, and panel labeling; note the service amperage and main disconnect.

GFCI protection is required in bathrooms, kitchens, garages, outdoors, and near water; test with the test button and report non-functioning devices.

AFCI protection is required in bedrooms and other living areas in newer construction; note absence in older homes as an observation.

Receptacles: test for open ground, reversed polarity, and open neutral; check for proper cover plates and box fill.

HVAC: check furnace operation, filter condition, flue draft, and clearance to combustibles; check AC for cooling, condensate drainage, and refrigerant line insulation.

Heating equipment: identify fuel type, venting, and combustion air; look for rust, soot, and flame roll-out evidence.

Cooling equipment: check for ice on coils, condensate leaks, and proper disconnect; note age of equipment and any visible damage.

Report electrical and HVAC deficiencies as observations; recommend evaluation by a licensed electrician or HVAC technician for safety issues.

Interior doors and windows: check operation, latches, and glazing; note broken seals (fogging) in insulated glass units.

Stairs and handrails: check tread and riser consistency, handrail height, and guardrail spacing; report loose or missing components.

Walls and ceilings: look for cracks, water stains, and evidence of patching; note any areas not visible due to stored items or finishes.

Fireplaces: check damper operation, firebox condition, hearth clearance, and visible chimney components; recommend a Level II inspection when appropriate.

Attic access: check for proper insulation, ventilation, and evidence of moisture or pest activity; report limitations if access is restricted.

Bathrooms: check for proper ventilation (fan or window), caulking, and evidence of moisture at tubs, showers, and toilets.

Kitchen: check for proper venting of range hood, GFCI protection at counter receptacles, and condition of cabinets and countertops.

Report interior deficiencies with location and description; distinguish cosmetic items from safety or functional concerns.

Attic insulation: check depth, type, and coverage; note compressed or missing insulation and proper baffles at eaves.

Ventilation: check for proper intake and exhaust; soffit and ridge vents should not be blocked; bath and kitchen exhaust should terminate outdoors.

Crawlspace: check for vapor barrier, ventilation, and evidence of moisture; report standing water or excessive debris.

Insulation R-values vary by climate zone; report the observed type and approximate depth rather than asserting code compliance.

Business: the pre-inspection agreement should define scope, limitations, fee, and payment terms; maintain records and insurance.

Ethics: avoid conflicts of interest, disclose referral relationships, and do not perform repairs on properties inspected within the jurisdiction's prohibited period.

Report writing: use clear, objective language; avoid alarming or vague statements; include photos and location descriptions where possible.

Continuing education and adherence to the standards of practice support competence and defensibility; document limitations in every report.